{"asOf":"2026-07-27T19:58:11.696Z","block":"8900-8999 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8900-8999-frankford-ave","address":"8913 FRANKFORD AVE","parcelNumber":"882928895","source":"https://property.phila.gov/?p=882928895","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BA0","buildingCodeNew":"222","buildingClass":"STR/OFF 1 STY MASONRY","buildingClassNew":"AUTO DEALER/SERVICE","useLabel":"Commercial","owner":"PROCACCINO ROSARIO","coOwner":"PROCACCINO THERESA","marketValue":633600,"landAssessment":443500,"improvementAssessment":190100,"livableArea":2304,"yearBuilt":1943,"lastSale":{"price":100000,"date":"2003-01-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"1529420","date":"2009-11-23","code":"4-P-105.1","title":"CVN-UNLICENSED PLUMBER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1546229","date":"2009-12-14","code":"A-301.1/20","title":"PERMB- FREE STANDING SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1977394","date":"2011-02-10","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1977395","date":"2011-02-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"221049","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2009-11-23","completedDate":"2009-11-30","violations":[{"number":"1529420","date":"2009-11-23","code":"4-P-105.1","title":"CVN-UNLICENSED PLUMBER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"222637","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2009-12-14","completedDate":"2009-12-30","violations":[{"number":"1546229","date":"2009-12-14","code":"A-301.1/20","title":"PERMB- FREE STANDING SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"266119","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-02-14","completedDate":"2011-03-04","violations":[{"number":"1977394","date":"2011-02-10","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1977395","date":"2011-02-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"221049","date":"2009-11-23","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"221049","date":"2009-11-30","type":"PP_PLUMB","status":"PASSED"},{"caseNumber":"222637","date":"2009-12-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"222637","date":"2009-12-30","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"266119","date":"2011-02-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"266119","date":"2011-03-04","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":2},{"y":2011,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05085576903878,"lng":-75.00923456486373,"geom":{"type":"Polygon","coordinates":[[[-75.008943676,40.050738351],[-75.009074949,40.050637633],[-75.009525019,40.050975925],[-75.009399842,40.051074774],[-75.008943676,40.050738351]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":1,"lotArea":9058,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1071 WELSH RD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN AUTO RENTAL FACILITY WITH ACCESSORY OFFICES AND INTERIOR AUTO DETAILING/WASHING AND SEVENTEEN (17) OPEN-AIR OFF-STREET PARKING SPACES (INCLUDING 1 HANDICAP SPACE) AND FOR THE REMOVAL OF ONE (1) FREE-STANDING SIGN, THE ERECTION","status":"CLOSED","outcome":"Granted with conditions","date":"2009-08-12","number":"9448","relatedPermit":"219880"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":320200,"taxable":320200,"land":135900,"improvement":184300,"taxableLand":135900,"taxableImprovement":184300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":320200,"taxable":320200,"land":135900,"improvement":184300,"taxableLand":135900,"taxableImprovement":184300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":339300,"taxable":339300,"land":67860,"improvement":271440,"taxableLand":67860,"taxableImprovement":271440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":338900,"taxable":338900,"land":67780,"improvement":271120,"taxableLand":67780,"taxableImprovement":271120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":341400,"taxable":341400,"land":68280,"improvement":273120,"taxableLand":68280,"taxableImprovement":273120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":341400,"taxable":341400,"land":68280,"improvement":273120,"taxableLand":68280,"taxableImprovement":273120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":341400,"taxable":341400,"land":68280,"improvement":273120,"taxableLand":68280,"taxableImprovement":273120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":373100,"taxable":373100,"land":261140,"improvement":111960,"taxableLand":261140,"taxableImprovement":111960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":373100,"taxable":373100,"land":261140,"improvement":111960,"taxableLand":261140,"taxableImprovement":111960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":386700,"taxable":386700,"land":77340,"improvement":309360,"taxableLand":77340,"taxableImprovement":309360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":386700,"taxable":386700,"land":77340,"improvement":309360,"taxableLand":77340,"taxableImprovement":309360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":633600,"taxable":633600,"land":443500,"improvement":190100,"taxableLand":443500,"taxableImprovement":190100,"exemptLand":0,"exemptImprovement":0}],"taxNow":5413,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"219880","date":"2009-08-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-08-31","scope":"RECONFIGURED PARKING AND ADD LANDSCAPING AND SIGNAGE PER ATTACHED PLAN"},{"number":"243816","date":"2009-11-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-29","scope":"ALTERATIONS TO CREATE A VEHICLE RENTAL FACILITY. INCLUDES SITEWORK."},{"number":"248806","date":"2009-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-08","scope":"4 FIXTURES WITH PIPING AND A OIL INTERCEPTOR"},{"number":"250296","date":"2009-11-27","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-12-29","scope":null},{"number":"254985","date":"2009-12-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-12-29","scope":"WATER DISTRIBUTION LINE REPAIR"},{"number":"252376","date":"2009-12-29","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-01-06","scope":"ERECTION OF A FREE STANDING SIGN AND (1) FLAT WALL SIGN.FOUNDATION INSPECTION REQUIRED BEFORE INSTALLATION OF FREE STANDING SIGN"},{"number":"251876","date":"2010-02-02","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"WIRE POWER & LIGHTING AS PER DRAWINGS."},{"number":"471829","date":"2013-05-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-05-30","scope":"REPAIR WATER LINE THAT'S LEAKING PA20131280806"},{"number":"PP-2024-001094","date":"2024-03-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-08","scope":"REPLACE 1/2\" BACKFLOW DEVICE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"appeal","w":"Appeal granted with conditions"},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Fast form building"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Sign"},{"y":2010,"k":"permit","w":"New Construction"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2024,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"278434","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ANTONIO DEROSE","legalName":"ANTONIO DEROSE","address":"8913 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1997-05-21","latestIssueDate":"1997-05-21","expirationDate":"2010-07-31","inactiveDate":null},{"number":"280596","type":"Dumpster License - Private Property","status":"Inactive","businessName":"TMG AUTO","legalName":"TMG AUTO","address":"8913 FRANKFORD AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1999-05-14","latestIssueDate":"1999-05-14","expirationDate":"2010-07-31","inactiveDate":"2010-10-01"},{"number":"283932","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"TMG AUTO SERVICES INC","legalName":"TMG AUTO SERVICES INC","address":"8913 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-01-17","latestIssueDate":"2003-01-17","expirationDate":"2004-12-31","inactiveDate":null},{"number":"365186","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"KENNETH GOLD & ROBERT BRIGLIA (EX PAY USED CARS LLC)","legalName":"KENNETH GOLD & ROBERT BRIGLIA","address":"8913 FRANKFORD AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-04-24","latestIssueDate":"2008-01-07","expirationDate":"2008-12-31","inactiveDate":"2012-07-24"}],"licenseActivity":[{"number":"365186","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"KENNETH GOLD & ROBERT BRIGLIA (EX PAY USED CARS LLC)","legalName":"KENNETH GOLD & ROBERT BRIGLIA","issuedDate":"2006-04-24","latestIssueDate":"2008-01-07","closureDate":"2012-07-24","expirationDate":"2008-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283932","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"TMG AUTO SERVICES INC","legalName":"TMG AUTO SERVICES INC","issuedDate":"2003-01-17","latestIssueDate":"2003-01-17","closureDate":"2004-12-31","expirationDate":"2004-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280596","type":"Dumpster License - Private Property","businessName":"TMG AUTO","legalName":"TMG AUTO","issuedDate":"1999-05-14","latestIssueDate":"1999-05-14","closureDate":"2010-10-01","expirationDate":"2010-07-31","inactiveDate":"2010-10-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278434","type":"Dumpster License - Private Property","businessName":"ANTONIO DEROSE","legalName":"ANTONIO DEROSE","issuedDate":"1997-05-21","latestIssueDate":"1997-05-21","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 64% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $386,700 to $633,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #219880: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 251876 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 4, 2011.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278434: Inactive; Dumpster License - Private Property #280596: Inactive since Oct 1, 2010; Motor Vehicle Repair / Fuel Dispensing #283932: Inactive; Motor Vehicle Repair / Fuel Dispensing #365186: Inactive since Jul 24, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}